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HomeMy WebLinkAboutSummary_Preapp_Mtg_PRE12-000042DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:June 13, 2012 TO:Jerry Wasser, Planner FROM:Arneta Henninger, Plan Review SUBJECT:Utility and Transportation Comments For: Tobin Short Plat 508 S. Tobin Street PRE 12-042 Parcel 0007200040 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced 3-lot short plat proposal, located on the north side of S Tobin St and on the south side of the alley in the vicinity of Logan Ave S, all in Sect. 18, Twp 23N, Rng 5 E. The project site is adjacent to and east of the Root Short Plat (LUA 99-022), a 3-lot short plat that is also north of S Tobin St, adjacent to and south of the alley. The following comments are based on the pre-application submittal made to the City of Renton by the applicant: WATER: This site is located in the City of Renton water service boundary. This site is not located in the Aquifer Protection Zone. It is located in the 196 pressure zone. Static at the street level is approximately 70 psi. There is an existing 12" CI water main located in S Tobin St. See City of Renton water drawing # W0020 for detailed information. The project will need to provide domestic service and fire service to serve the proposed development. If the project proposes 3 lots with a hammerhead, then a 4” water main will be required to be installed, connected to the main in S Tobin Street and extended to the north, in order to serve the new lots with separate service lines and meters. If the project develops 2 lots then the project will be required to install two separate water service lines to the main in S Tobin St. Per the City Fire Marshal, the preliminary fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings, and two Tobin Short Plat PRE 12-042 Page 2 of 3 June 13, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-042.Jerry\Plan Review Comments PRE 12-042.doc hydrants if the fire flow goes up to 1,500 gpm. Lateral spacing of fire hydrants is predicated on hydrants being located at street intersections. All fire hydrants need to be brought up to current code if not existing. Water System Development Charges (SDC) are based on the size of any and all water meters. These fees shall be paid prior to the issuance of a construction permit and prior to the recording of the short plat. SANITARY SEWER: This site is located in the City of Renton sanitary sewer service boundary. There is an existing 8” sewer main in the right-of-way (S Tillicum St). See City of Renton sanitary sewer drawing #S-0449 for details. There is an existing 15” sanitary sewer located in S Tobin St. See City of Renton drawing S1901. Sanitary Sewer SDC fees are based on the size of the domestic water meters. These fees are collected at the time a construction permit is issued and prior to the recording of the short plat. STREET IMPROVEMENTS: A 6-foot right-of-way dedication on the north side of the parcel is required so the total alley width shall be 16’. A 16’ pavement section is required to be constructed on this alley that fronts this parcel on the north side. Street frontage improvements including curb, gutter, and sidewalk will be required along the frontage. Staff will support a request for street modification. All new electrical, phone, and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. Traffic mitigation fees apply; these are approximately $750 per new lot and shall be paid prior to recording the short plat. STORM DRAINAGE: There are existing storm drainage facilities in S Tobin St. A conceptual drainage plan and report is required to be submitted with the formal application for the short plat. A drainage control plan designed per the King County Surface Water Manual 2009 is required. The project will be subject to a Small Drainage Review as noted in the 2009 Manual. When discussing it with the engineer say the project will need to match existing conditions zone in the 2009 Manual. The conceptual storm drainage plan needs to address how roof runoff from the new lots will be handled. Surface Water SDC fees are $1,012 per lot. These fees are collected at the time a construction permit is issued. Tobin Short Plat PRE 12-042 Page 3 of 3 June 13, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-042.Jerry\Plan Review Comments PRE 12-042.doc GENERAL: All required utility, drainage, and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. All plans shall be tied to a minimum of two of the City of Renton Horizontal and vertical Control Network. Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There will be additional fees for water service related expenses. See Drafting Standards. h:\ced\planning\current planning\preapps\12-042.jerry\pre012-042,tobin short plat,3-lot shpl, r-8.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:June 14, 2012 TO:Pre-application File No. 12-042 FROM:Gerald Wasser, Associate Planner SUBJECT:Tobin Short Plat General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $100.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov Project Proposal: The subject property is located at 508 South Tobin Street (APN 0007200040). The project site is a flat lot. The property is zoned Residential – 8 dwelling units per acre and is 17,400 square feet (0.34 acre) in size. The applicant is proposing to subdivide the property into 3 lots. Each proposed new lot would be 5,800 square feet in size. The site is currently vacant. Vehicular access to Proposed Lots 1 and 2 would be via a new driveway from South Tobin Street; access to proposed Lot 3 is proposed from South Tillicum Street. Current Use: The property is vacant. Zoning/Density Requirements: The subject property is zoned Residential-8 dwelling units per acre (R-8). The minimum density in the R-8 zone is 4.0 dwelling units per net acre (du/ac) and the maximum density is 8.0 du/ac. Private access easements, critical areas and public right-of-way dedications are deducted from the total area to determine net density. The proposed access easement (16 feet by 160 feet) is 2,560 square feet and would be subtracted from the gross site area (in addition to any required right-of- way dedication). The net area not including any right-of-way dedication would be 14,840 square feet (0.34 acre) which would yield a net density of 8.82 dwelling units Tobin Short Plat, PRE12-042 Page 2 of 4 June 14, 2012 h:\ced\planning\current planning\preapps\12-042.jerry\pre012-042,tobin short plat,3-lot shpl, r-8.doc per acre which exceeds the maximum density of the R-8 zone and would not be allowed. [Please note that City aerial photographs indicate that structures on lots to the east encroach into the subject property; the applicant should verify whether this is the case and have a survey prepared to determine where lot lines are actually located.] Staff suggests that the applicant consider redesigning the proposed project for a 2-lot short plat. The following comments are based on the applicant’s proposal for a 3-lot short plat. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Single Family Zoning Designations” effective at the time of complete application. A copy of these standards is included. Minimum Lot Size, Width and Depth – The minimum lot size permitted in Zone R-8 is 5,000 square feet for parcels less than one acre. Minimum lot width is 50 feet and minimum lot depth is 65 feet. As shown on the submitted site plan the proposal meets the minimum lot size and width requirements. Building Standards – The R-8 zone allows a maximum building coverage of 35% of the lot area or 2,500 square feet, whichever is greater for lots over 5,000 square feet in size. The maximum impervious coverage in the R-8 zone is 75%. Building height is restricted to 30 feet. Detached accessory structures must remain below a height of 15 feet and one-story. Accessory structures are also included in building lot coverage calculations. Compliance with building standards will be determined at the time of building permit review for any new structures. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the Zone R-8 are: Front yard – 15 feet for the primary structure. The front yard for Proposed Lot 1 should be oriented toward South Tobin Street; the front yards for Proposed Lots 2 and 3 should be oriented toward the east. Setbacks must be measured from the nearest property line or access easement. Given the building footprint on the submitted site plan, Proposed Lot 2 would not meet the required front yard setback. Setbacks will be verified at the time of building permit review. Rear yard – 20 feet. Given the building footprints indicated on the submitted site plan, none of the proposed 3 lots would meet the required 20-foot rear yard setback. Setbacks will be verified at the time of building permit review. Side yards – 5-feet, except 15-feet for side yards along a street. The eastern side of Proposed Lot 1 would be considered a side yard along a street. Given the building footprint indicated on the submitted site plan, Proposed Lot 1 does not conform to this standard. Setbacks will be verified at the time of building permit review. Residential Design and Open Space Standards: The Residential Design and Open Space Standards contained in RMC 4-2-1215 would be applicable to any new residential Tobin Short Plat, PRE12-042 Page 3 of 4 June 14, 2012 h:\ced\planning\current planning\preapps\12-042.jerry\pre012-042,tobin short plat,3-lot shpl, r-8.doc structures. A handout indicating the applicable guidelines and standards is enclosed. As applicable to the R-8 zone, the guidelines are: Garages – The visual impact of garages shall be minimized, while porches and front doors shall be the emphasis of the front of the home. Garages shall be located in a manner that minimizes the presence of the garages and shall not be located at the end of view corridors. Alleyway access is encouraged. If used, shared garages shall be within an acceptable walking distance to the housing unit it is intended to serve. Primary Entry – Entrances to homes shall be a focal point and allow space for social interaction. Front doors shall face the street and be on the façade closest to the street. When a home is located on a corner lot (i.e. at the intersection of two roads or the intersection of a road and a common space) a feature like a wraparound porch shall be used to reduce the perceived scale of the house and engage the street or open space on both sides. Façade Modulation – Buildings shall not have monotonous facades along public areas. Dwellings shall include articulation along public frontages; the articulation may include the connection of an open porch to the building, a dormer facing the street, or a well- defined entry element. Windows and Doors – Windows and front doors shall serve as an integral part of the character of the home. Primary windows shall be proportioned vertically rather than horizontally. Vertical windows may be combined together to create a larger window area. Front doors shall be a focal point of the dwelling and be in scale with the home. All doors shall be of the same character as the home. Scale, Bulk, and Character –A diverse streetscape shall be provided by using elevations and models that demonstrate a variety of floor plans, home sizes, and character. Neighborhoods shall have a variety of home sizes and character. Roofs – Roofs shall represent a variety of forms and profiles that add character and relief to the landscape of the neighborhood. The use of bright colors, as well as, roofing that is made of material like gravel and/or reflective material is discouraged. Eaves – Eaves should be detailed and proportioned to complement the architectural style of the home. Architectural Detailing – Architectural detail shall be provided that is appropriate to the architectural character of the home. Detailing like trim, columns, and/or corner boards shall reflect the architectural character of the house. Materials and Color – A diversity of materials and color shall be used on homes throughout the community. A variety of materials that are appropriate to the architectural character of the neighborhood shall be used. A diverse palette of colors shall be used to reduce monotony of color or tone. Access/Parking: The applicant has indicated that access would be taken for Proposed Lots 1 and 2 via a new driveway from South Tobin Street and that access for Proposed Lot 3 would be taken from South Tillicum Street. Two off street parking spaces are Tobin Short Plat, PRE12-042 Page 4 of 4 June 14, 2012 h:\ced\planning\current planning\preapps\12-042.jerry\pre012-042,tobin short plat,3-lot shpl, r-8.doc required for each proposed lot. Please note that RMC 4-4-080F.7.b requires that for lots abutting an alley, all parking areas and/or attached or detached garages shall not occur in front of the building and/or in the area between the front lot line and the front of the building line; parking areas and garages must occur at the rear or side of the building, and vehicular access shall be taken from the alley. Should the applicant’s proposal be revised to reflect a two-lot short plat, vehicle access would be required for any lot abutting the alley. Driveways may not be located closer than five feet to any property line (RMC 4-4-080I.2.a.iii). The applicant’s proposal for a 3-lot short plat would require a hammerhead turnaround for emergency vehicles. Critical Areas: The project site is located in an area of seismic hazard and within an area for high potential of archaeological deposits. Environmental Review: The proposed project is exempt from Environmental (SEPA) Review. Permit Requirements: The proposal would require approval of an administrative short plat. The administrative short plat request would be reviewed concurrently with Environmental Review within an estimated time frame of 8 weeks. The fee for a short plat application is $1,442.00 ($1,400.00 plus 3% Technology Surcharge Fee). Detailed information regarding the land use application submittal is provided in the attached handouts. Impact/Mitigation Fees: In addition to the applicable construction and building permit fees, the following mitigation fees would be required prior to issuance of building permits. Impact fees, which would replace mitigation fees, may be adopted prior to building permit approval for which an applicant may vest to impact/mitigation fees. Those fees have yet to be determined. Currently fees are the following: A Transportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project; A Fire Mitigation Fee based on $488.00 per new single-family residence; and, A Renton School District Impact fee based on $6,392.00 per each new single-family residence and is payable prior to issuance of building permits. A handout listing all of the City’s Development related fees is attached for your review. Expiration: Upon approval, the short plat is valid for two years with a possible one year extension.